Sheet A-0.0 · Bishop West Ventures · 9-Unit Townhome Project
419 W. 10th Street, Dallas, Texas 75208 — Bishop Arts District
01 — The Offering
A 9-unit luxury townhome development in Bishop Arts, one of Dallas's fastest-growing and most walkable neighborhoods — structured for clarity, with a fixed return target and a defined exit.
Alta Bishop is a ground-up, boutique development of nine newly constructed luxury townhomes, steps from the restaurants, galleries, and shops of Bishop Arts. Average unit size is approximately 2,386 square feet, each with a private rooftop terrace and balconies.
Comparable townhomes trade at $290+ per square foot with strong absorption and limited new supply. Returns are structured for clarity: a fixed 1.4x multiple within a ~24-month hold, exiting via sale upon completion.
| Total Project Costs | $5,200,000 |
|---|---|
| Interest Rate | 7% |
| Minimum Investment | $50,000 |
| Purchase Price (Land) | $820,000 |
| All-In Cost | $5,151,688 |
| All-In Cost / Unit | $572,410 |
| Projected Sale Proceeds | $6,571,044 |
| Average Sale Price / Unit | $730,116 |
| Average Sale Price / SF | $306 |
| Acquisition Fee | 1.0% |
| Construction Management Fee | 7.5% |
| Loan Fee | 1.0% |
| Project-Level IRR | 45.3% |
| Unlevered IRR | 21.9% |
| Investor-Level IRR | 18.3% |
| Investor Equity Multiple | 1.4x |
| Hold Period | 24 Months |
| Exit Strategy | Sale upon completion |
*These are forward-looking statements and not guaranteed in any way. Actual results may differ materially.
Class A boutique development featuring 2,300+ SF units with rooftop terraces, balconies, and high-end finishes.
Situated in the heart of Bishop Arts District, one of Dallas's most vibrant and walkable neighborhoods, surrounded by top dining, retail, and cultural amenities.
Bishop Arts townhomes regularly achieve $290+/SF with strong absorption; limited new supply supports premium pricing.
Ground-up construction with a straightforward sell-upon-completion exit, targeting a ~24-month investor payout.
419 W. 10th Street, Dallas, Texas 75208
Two-car garage entry with additional driveway parking and covered storage under the stairs.
Open-concept kitchen, dining, and living room with a butler's pantry, electric fireplace, and private balcony.
Master bedroom suite plus a secondary bedroom, full utility/laundry room, and dedicated dog wash.
Game room / flex office, wet bar, full bath, and an expansive rooftop terrace with condenser concealment.
The Bishop Arts District is one of Dallas's most vibrant and walkable neighborhoods, known for its eclectic mix of restaurants, boutiques, art galleries, and entertainment. Just minutes from Downtown Dallas, it offers a true urban-infill lifestyle with strong cultural identity and limited land available for new development.
Bishop Arts benefits from its proximity to Downtown Dallas, Uptown, and the Design District — major employment hubs spanning finance, healthcare, and technology. The area draws young professionals and high-income households who value walkability and cultural amenities.
Oak Cliff and Bishop Arts have seen steady appreciation and gentrification over the past decade, with limited new supply of luxury townhomes. Buyer demand remains robust, with new construction achieving $290+/SF sales pricing. Dallas's population growth, fueled by corporate relocations and strong job creation, positions Bishop Arts as one of the premier submarkets for boutique urban residential development.
2024 Summary — 3 Mile Radius (Bishop Arts / North Bishop)
Top & Major Local Employers
02 — The Plan
A disciplined, staged path from land control to full sellout — with cost management built in from day one.
| Category | Alta Bishop | Market Avg |
|---|---|---|
| Land Acquisition | $91,100 | $100,000+ |
| Hard Costs | $400,000 | $450,000+ |
| Soft Costs | $11,000 | $15,000+ |
| Contingency + Fees | $50,000 | $70,000+ |
| Capitalized Interest | $21,000 | $25,000 |
$575K vs. $660K+
Total Development Cost / Unit — Alta Bishop vs. Market Average
The Alta Bishop project benefits from a favorable land basis ($820,000 for 0.23 acres) and disciplined cost management. Total per-unit development costs are projected at ~$575K, below comparable new-construction townhome projects in Dallas ($660K+ per unit). Strong contractor relationships and proactive budgeting — a 5% contingency plus a 5% construction management fee already built in — provide cost certainty and minimize risk of overruns. This lean cost structure creates additional margin, supporting the projected $730K average sale price per unit and strong investor returns.
~$669,000
~2,150 SF · $311/SF
Closed 2024
~$662,000
~2,150 SF · $308/SF
Closed 2025
~$952,182
~3,100 SF · $307/SF
Closed 2023
~$550,000
~1,863 SF · $295/SF
Pending 2025
03 — The Sponsor
Founded in 2025, Orris Management Group is a new-generation real estate investment and development firm focused on identifying and executing high-impact opportunities in dynamic, fast-growing markets. Although a newly established company, the team behind Orris Management Group brings strong entrepreneurial vision and hands-on experience in real estate development, acquisitions, and management.
Our strategy centers on creating value through thoughtful design, disciplined financial structuring, and an emphasis on long-term community impact. Orris Management Group is committed to delivering exceptional returns to investors by targeting projects with strong growth potential — from ground-up developments to value-add repositioning.
Headquartered in Dallas, Texas, Orris Management Group is positioned at the heart of one of the nation's most competitive real estate markets, serving as a launchpad for expansion into other high-growth regions.
CEO
With over two decades of success in real estate and business ventures, Sohail founded Orris Management Group to focus on high-value development and investment opportunities. A proven entrepreneur and former top-producing realtor, he has built companies, led high-performing teams, and managed multimillion-dollar transactions with precision and integrity. He also serves as CEO of a premier psychiatric clinic recognized nationally for innovation and patient care.
Managing Partner
A graduate of SMU with a BBA in Finance, Obaid brings financial expertise and entrepreneurial vision to his role as Managing Partner of Orris Management Group. He has structured investor partnerships and overseen multimillion-dollar projects from acquisition to completion across DFW, and serves as Marketing Director at Mid Cities Psychiatry, driving growth initiatives and strategic outreach.
04 — Get In Touch
For more information about the Alta Bishop offering or future investment opportunities, reach out directly.
This presentation does not purport to be all inclusive or to contain all of the information that a recipient may require to make an investment decision and is qualified in its entirety by the private placement memorandum, subscription agreement, and company agreement or similar offering documents (collectively the "Offering Documents"). Offers and sales of equity securities will be made only in accordance with applicable securities laws and pursuant to the Offering Documents and/or other definitive documentation. This presentation, by itself, is not an offer for the sale of securities. The Offering Documents will supersede this presentation in its entirety.
There is no guarantee that any of the estimates or projections contained herein will be achieved. The recipient should not rely on any information contained herein as no investment, divestment, or other financial decisions or actions should be based solely on the information in this presentation. Actual results will vary from the projections and such variations may be material, including the possibility that an investor may lose some or all of its invested capital. Prior performance of the Sponsors is not necessarily indicative of future results.
This presentation may be confidential and the offering referenced herein is intended to be a private placement, even if generally advertised. By acceptance hereof, you agree that (i) the information must not be used, reproduced, or distributed to others without the prior written consent of the Company; (ii) you will maintain the confidentiality of this information not already in the public domain; and (iii) you will only use the information contained herein for informational purposes and no other purpose, including to compete with the principals herein. If you do not agree with these terms, please return or destroy this presentation immediately.
*This presentation is qualified in its entirety by the Private Placement Memorandum (PPM), Subscription Agreement, and Operating Agreement. This presentation is not an offer to sell securities. Offers and sales will only be made in accordance with applicable securities laws and the official Offering Documents.
*There is no guarantee that projections will be achieved.
*Investors could lose some or all of their capital.
*Past performance is not indicative of future results.